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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Office buildings
115 Sullys Trl 151, Pittsford, NY 14534-4571
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-3649228
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
7,812 SF
Lot
10.95 ac (476,982 SF)
Zoning code
RESTRC BUS
APN
264489 179.11-1-101.21
UPID
US63-3649228
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$965k
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$980k
Owner & transaction history
Standard Insurance Company · 4 yrs held
Standard Insurance Company
since 2022
7 recorded transactions
Zoning & alternative use
RESTRC BUS · Pittsford, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$920,000
+30.4%
Auto repair, garage
$885,000
+25.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Pittsford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pittsford submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,045,000
6.5%
$965,000
7%
$895,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$705,000
Current use
RESTAURANT
$920,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$885,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$125 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$7,560,000
Assessed 2023
Previous assessed
$8,650,000
-12.6% YoY
Assessed land
$1,359,000
Assessed improvement
$6,201,000
Land market value
$1,914,084
Improvement market value
$8,733,803
Total market value
$10,647,887
Applied tax rate
264,601.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2005
Heating
NONE
Cooling
CENTRAL
Buildings
8
Stories
1
Total area
7,812 SF
Lot
10.95 ac (476,982 SF)
Zoning code
RESTRC BUS
APN
264489 179.11-1-101.21
UPID
US63-3649228
Jurisdiction
MONROE
Zoning & alternative use
RESTRC BUS · Pittsford, NY
Zoning RESTRC BUS · permitted uses
RESTRC BUS · Pittsford, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pittsford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$705,000
RESTAURANT
Est. value
$920,000
AUTO REPAIR, GARAGE
Est. value
$885,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Heating
NONE
Cooling
Yes
Stories
1
Buildings
8
Lot
10.95 ac
Current owner
From public records · entity-resolved
Standard Insurance Company
Entity
Mailing address
2829 WEHRLE DR STE #1, WILLIAMSVILLE, NY 14221-7387
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2022
—
Standard Insurance Company
North Forest Properties 3 LLC
Assignment Of Lease (leasehold Sale)
—
—
—
North Forest Properties 3 LLC
—
Deed Of Trust
related
$1,675,000 · American Equity Inv Life Ins
—
—
North Forest Properties 3 LLC
—
Deed Of Trust
related
$1,375,000 · Standard Insurance Co
—
—
County Of Monroe Indl Dev Agcy
—
Deed Of Trust
related
$975,000 · Standard Insurance Co
—
—
North Forest Properties 3 LLC
—
Deed Of Trust
related
$1,300,000 · Standard Insurance Co
—
—
North Forest Properties 3 LLC
—
Deed Of Trust
related
$500,000 · Standard Insurance Co
—
—
North Forest Properties 3 LLC
—
Deed Of Trust
related
$600,000 · Standard Insurance Co
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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